OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BINGIN BE-683

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BINGIN BE-683

Uluwatu, Bali

$225k

Price

18.3%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 170 m²
Build: 119 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $341

Investment Analysis

This Villa BE-683 located in Bingin is for sale with Leasehold ownership for EUR205,000, IDR3,785,096,250

Bali Exception
Uluwatu / Uluwatu

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BINGIN BE-683

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
119 m²
Land Plot
170 m²
Tenure
Lease 29yr
Yield Curve Status

Grade A investment — short-term rental yields 18.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+18.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$7K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.3%
$3,437/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.5 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$341/night
50% ($170)Brixfox estimate($341/night)200% ($682)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$41,240
Airbnb data$341/night · 48% occupancy
Rental income
$341/night · 48% occ.
$59,477
Running costs (20%)
Utilities, cleaning, maintenance
-$11,895
Income tax (10%)
Indonesian rental income tax
-$5,948
Property tax
Annual property tax
-$394
Net income
18.3% ROI
$41,240

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$225,000
BPHTB (freehold transfer tax)$11,250
Notary & registration$1,800
Legal / due diligence$2,250
Total acquisition costs$15,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,975
($0–$5,950)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$278,975

Gross yield (asking)

26.4%

True gross yield (all-in)

21.3%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$2.1M$1.6M$1.1M$536K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $225KPeak Capital Value: Yr 4 ($233K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 6: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$232K
+3%
24 years remaining
Rental Income
+$219K
Total Position
$451K
+100%
14.9%/yr
Year 10
Capital Value
$213K
-5%
19 years remaining
Rental Income
+$473K
Total Position
$686K
+205%
11.8%/yr
Year 15
Capital Value
$143K
-36%
14 years remaining
Rental Income
+$767K
Total Position
$910K
+304%
9.8%/yr
Year 20
Capital Value
$70K
-69%
9 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+424%
8.6%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
18.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$341 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
170 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 18.3% — outperforms most villas in this market
Premium nightly rate of $341 — positioned in the top tier

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 170 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
11.4%
$2,144/mo
40% occ.
15.3%
$2,870/mo
48% occ.
18.3%
$3,436/mo
current
58% occ.
22.2%
$4,162/mo

Lease Timeline

29 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.